First-Time Buyer Home Inspection Checklist: 10 Must-Know Items Before You Close

Your first-time buyer home inspection checklist is your defense against surprise expenses. A great inspector shows you what’s urgent, what can wait, and how to budget for your first year in the home. Use this guide to focus on the 10 systems that matter most, what “red flags” look like, and how to turn findings into smart negotiations.

How to Use This Checklist

Attend the inspection and follow the inspector room-to-room.
Snap photos/video of problem areas and label them by room.
Ask for cost ranges and timelines (repair now vs. monitor).
Plan for a repair request, seller credit, or escrow holdback if allowed by your lender.

10 Must-Know Items (What to Look For)

1) Roof & Attic

Look for missing or curling shingles, soft spots, flashing gaps, and attic moisture. Check ventilation, insulation depth, and daylight around penetrations. Red flags: active leaks, widespread granule loss, sagging sheathing, unpermitted roof overlays.

2) Foundation, Grading & Drainage

Walk the perimeter. Minor hairline cracks are common; big horizontal or stair-step cracks, sloping floors, and sticking doors/windows suggest movement. Ensure soil slopes away from the home and gutters downspout 6–10 feet. Red flags: pooling water, efflorescence, or musty smells in crawl/basement.

3) Electrical System

Confirm amperage and panel brand; look for double-tapped breakers, overheated bus bars, and open junction boxes. Test GFCI/AFCI in kitchens, baths, exterior, and garage. Red flags: aluminum branch wiring, cloth-sheathed conductors, or recalled panels (e.g., certain FPE/Sylvania).

4) Plumbing & Water Supply

Identify pipe types (copper, PEX, galvanized). Run all fixtures; check water pressure, hot water recovery, and visible leaks. Inspect under sinks and around toilets/tubs. Red flags: polybutylene piping, slow drains, evidence of past leaks, corroded shutoff valves, or a failing water heater (rust, age 12+).

5) HVAC (Heating & Cooling)

Note system age/brand, filter size, and maintenance stickers. Test temperature split and listen for noisy compressors or short-cycling. Inspect duct insulation and visible refrigerant leaks. Red flags: carbon monoxide issues, cracked heat exchanger, end-of-life units (15–20 years for many systems).

6) Windows, Doors & Exterior Envelope

Look for failed seals (fogging), dry rot, damaged sills, loose handrails, and stucco/brick cracks. Open/close windows and exterior doors. Red flags: widespread rot, water intrusion around sliders, improper weep screeds, or missing kick-out flashing.

7) Kitchen & Appliances

Test every burner and outlet, run the dishwasher, and check for GFCI protection. Inspect under-sink plumbing and garbage disposal for leaks and rust. Red flags: scorching at outlets, leaking supply lines, anti-tip bracket missing on ranges.

8) Bathrooms & Wet Areas

Run showers simultaneously to stress test drainage and water pressure. Check tile grout/caulk, exhaust fans (to exterior), and toilet stability. Red flags: soft subfloors near tubs/toilets, inadequate ventilation, or stained ceilings below.

9) Attic, Crawlspace & Insulation

Confirm adequate insulation (R-value varies by climate), clear soffit vents, and proper vapor barriers. Look for pests, droppings, or chewed wiring. Red flags: mold-like growth, water lines on framing, or unsupported spans.

10) Safety Essentials

Check smoke/CO detectors, handrails, tempered glass near tubs/stairs, garage door auto-reverse, and security bars egress. Red flags: missing detectors, non-functioning auto-reverse, blocked bedroom egress windows.

What’s “Normal” vs. “Negotiation Material”

Normal wear: minor caulk cracks, sticky doors, faded paint.
Negotiation items: active roof leaks, major HVAC or water heater at end-of-life, electrical hazards, drainage corrections, wood rot, broken windows, pest damage.

Use the report to request repairs by licensed pros, credits at closing, or an escrow holdback for weather-dependent or permit-required work.

Questions to Ask Your Inspector

“If this were your home, would you fix it now or monitor it?”
“What’s the likely cost range for this repair?”
“Is this a safety issue, a maintenance item, or a future upgrade?”
“Do you recommend a specialist (roofer, structural, sewer scope, chimney)?”

Specialty Inspections Worth Considering

Sewer scope: especially for older homes or large trees in front.
Termite/pest: look for active infestation or moisture damage.
Chimney: flue integrity, caps, and clearances.
Mold & air quality: if musty odors or water stains are present.
Pool/spa: equipment leaks, GFCI, bonding, and fencing compliance.

Turn Findings Into Savings

Pair your checklist with smart negotiation plays:

Seller credits for buydowns: apply credits toward a -1 or 3-2-1 buydown to offset monthly costs.
Repair escrow: when timing or weather won’t allow pre-closing work, use an escrow holdback (if your lender permits).
DPA stacking: if you qualify, combine assistance highlighted in our first-time buyer program guide.

Timeline & Costs (What to Expect)

Scheduling: inspections typically occur within 3–7 days of offer acceptance.
Duration: 2–4 hours for a typical single-family, longer for larger homes.
Cost: varies by market; budget several hundred dollars plus add-ons (sewer, chimney, mold, pool).
Repair window: if issues arise, expect 1–2 rounds of negotiation before contingency deadlines.

Printable Walkthrough Checklist

Roof: shingles, flashing, attic moisture, insulation/venting
Foundation/Drainage: cracks, slope-away grade, gutter/downspouts
Electrical: panel brand/amp, GFCI/AFCI, open junction boxes
Plumbing: leaks, pipe types, water pressure, water heater age
HVAC: age, temp split, filter, duct condition
Windows/Doors/Exterior: rot, seal failure, handrails, stucco/brick cracks
Kitchen/Appliances: GFCI, leaks, appliance function
Bathrooms: ventilation, soft floors, caulk/grout
Attic/Crawl: insulation, pests, moisture, vapor barrier
Safety: smoke/CO, garage auto-reverse, tempered glass, egress

After the Report: Next Steps

Prioritize: safety and water first; then big-ticket systems.
Get bids: request written estimates from licensed contractors.
Negotiate: repairs, credits, or holdback—document everything in an addendum.
Re-inspect: verify work before contingency removal or fund release.
Budget: add items to your first-year homeowner budget.

Bottom Line

A thorough first-time buyer home inspection checklist turns unknowns into a clear action plan. Focus on roofs, water, structure, and safety; verify the big-ticket systems; and use findings to negotiate smartly. Do this well, and you’ll close with confidence—not surprises.

Next step: Grab calculators and plain-English guides on our Resources page. Related reads: First-Time Buyer Mistakes, Mortgage Pre-Approval, and Closing Costs for First-Time Buyers.